4.3 Special Policy Area #3 – Corbyville Village
Corbyville Village applies to the historic Corby distillery site on the Moira River. It is intended that this area be redeveloped as a village accommodating a broad range of housing with supporting and complementary uses, while recognizing existing non-residential uses.

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4.3.1 Permitted Uses
Uses permitted in Corbyville Village include a combination of low and medium density residential uses, commercial uses geared primarily to service the residential community, and open space, recreational and community facility uses. It is intended that these uses combine to create a largely self-contained village providing a broad range of housing types and styles, recreational opportunities and ancillary uses. The existing industrial use would be recognized also, but could be redeveloped for residential purposes.

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4.3.2 Residential Policies
a) The maximum residential development within Corbyville Village should not exceed 850 dwelling units on the basis that the industrial area is redeveloped for residential purposes. If the industrial area is retained for non-residential uses, the maximum number of residential units should not exceed 700 units. Development would consist of low and medium density residential uses.

The actual number of residential units is dependent upon a number of factors, most importantly the issue of servicing as set out in Section 4.3.5 of this Plan.

b) Uses allowed as low density residential would include detached and semi-detached dwelling units. It is intended that lot sizes be relatively small, permitting the clustering of residential units in a woodlot or garden setting with abundant provision of open space. The density of development at low density would approximate 12 units per net hectare*.

c) Uses allowed as medium density would include low density uses as well as row housing and low-rise apartments. Further, to provide for some residents and to maintain stability in the community, apartments would be permitted. The density of development at medium density would approximate 26 units per hectare*.

d) Dwellings should be designed and constructed to high standards of quality. The façade of each dwelling should be compatible with the Corby design theme.

e) Residential units may be developed in a series of self-contained clusters connected by a series of small parkettes and continuous walkway systems.

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4.3.3 Commercial and Industrial Policies
a) Commercial uses permitted within the Corbyville Village would include facilities and services that are ancillary to and supportive of the village concept including a hotel/motel/inn, retail convenience stores designed to serve the needs of the community, specialty type retail stores, postal services, bank, medical and dental clinics, restaurants and other similar uses.

b) In the design of the Corbyville Village, the following guidelines should be considered for commercial land uses:

• minimal setback of commercial uses from street lines should be encouraged;
• parking areas should be located in the rear and side yards and buffered by the use of perimeter landscaping;
• provision should be integrated into the building façade and/or landscaping design and should reflect the Corby design theme;
• buffering should be required adjacent to residential/open space uses; and
• garbage and loading areas should be screened from streets by buildings and landscaping

c) The existing industrial area (former Corby Distillery) is recognized and light industrial uses would be permitted provided natural systems can accommodate the use (unless services are extended). Redevelopment of these lands for residential purposes as set out in Section 4.3.2 of this Plan would be permitted without amendment to this Plan.

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4.3.4 Community Facilities, Open Space, and Recreation Use Policies
a) Community facilities necessary to support the village (churches, nursing homes, government offices, public uses) would be permitted in Corbyville Village.

b) Open Space and recreational uses should consist of recreational and open space uses including passive recreational uses, and would include health/fitness and/or activity centers, playgrounds and athletic fields, indoor swimming pools, tennis courts, recreation trails, parks and other similar compatible recreational uses.

c) Use of the historic Corby Distillery administrative buildings for general business, government, and professional offices, restaurants and businesses that rely upon the character of these buildings would be permitted.

d) Open space areas should be designed for both passive and active recreation use; wherever possible, existing natural features including stormwater management facilities should be enhanced through landscaping and buffer areas.

e) Where possible, Moira River frontage should be acquired by the Municipality or Conservation Authority for public use.

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4.3.5 Servicing and Site Conditions
a) Subject to the provisions of clause b) of this Section, it is intended that the site of the Corbyville Village be service by municipal water through extensions to the Cannifton Road watermain and by municipal sanitary sewage.

b) Council, at is discretion, may determine that servicing the Corbyville Village through extension of municipal services is not required or desirable, and may permit development of the Corbyville Village to proceed on communal servicing. Prior to permitting development to proceed on the basis of communal servicing, the overall maximum residential density should be determined on the basis of servicing studies prepared by the developer and approved by the Municipality in consultation with the Ministry of Environment and other appropriate authorities.

c) Facilities associated with the water supply and sanitary waste disposal systems in the Corbyville Village would be subject to compliance with the regulations of the Ministry of Environment and local authorities and should be appropriately distanced and buffered from adjacent residential and open space uses.

d) Hazard areas adjacent to the Corbyville Village may be used for storm water management facilities, which should be developed in accordance with the Bay of Quinte Remedial Action Plan; however, stormwater management facilities should not be location below the 1:100 year flood-line.

e) Prior to obtaining final approval to develop the Corbyville Village, the owner should undertake and provide the Municipality:
v a servicing report addressing the provision of sanitary sewage and municipal water services, stormwater management facilities, and other facilities;

• an environmental report and record of site condition indicating the site is free of hazardous wastes and is suitable for the proposed uses in accordance with Ministry of Environment
• Guideline for use at Contaminated Sites in Ontario;
• a development phasing plan; and
• an archaeological assessment of the property.

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4.3.6 Urban Design and Heritage Policies
a) The Corbyville Village should reflect a common urban design theme, referred to as the Corby design theme in an attempt to reflect the historical character of the area. The theme should reflect the architecture of the late 19th century and should be incorporated into the design for both residential and commercial land uses.

b) In addition to the above historical urban design criteria, the urban design guidelines that should be considered include:

• building heights which generally should be limited to 1 to 2 storeys for commercial uses and detached, semi-detached or townhouse dwelling, 3 storeys maximum for apartment buildings;
• retention of existing buildings where suitable for adaptive reuse; and
• buffering in the form of open space and/or landscaping between existing, proposed or planned development located outside of the Corbyville Village, and the Corbyville Village, and in particular between non-compatible land uses and residential and other sensitive land uses.

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